When buying land or property in Nigeria — especially in booming cities like Abuja or Lagos — understanding land titles is not just important, it’s essential. A land title determines ownership, legal rights, and security of investment. Unfortunately, many buyers fall victim to scams or legal tussles simply because they didn’t understand the type of title attached to the property.
Let’s break down the most common land titles in Nigeria and what they mean for you as a buyer.
Certificate of Occupancy (C of O)
What it means:
A Certificate of Occupancy is an official document issued by the government that proves that a person has the right to occupy a piece of land for 99 years.
Why it matters:
It’s the most recognized legal title in Nigeria and offers strong protection for the landowner. If a property has a valid C of O, it’s a green flag for buyers and investors.
Things to note:
- Only one C of O can exist for a property.
- It can be revoked if the terms are violated (e.g. illegal use of land).
Right of Occupancy (R of O)
What it means:
Granted by local governments (particularly in rural or semi-urban areas), this gives an individual or organization the right to use a piece of land for a specific purpose.
Why it matters:
It is less secure than a C of O, but still legally valid. Many developers begin with an R of O before applying for a C of O.
Things to note:
- It’s a stepping stone to a C of O.
- R of O holders should work towards perfecting the title for full ownership security.
Deed of Assignment
What it means:
A legal document that transfers ownership of land or property from one person to another. It shows who sold the land, to whom, and when.
Why it matters:
Even if land has a C of O, a deed of assignment is required to legally transfer it to a new owner.
Things to note:
- Should be registered with the appropriate land registry.
- Comes with a survey plan and other supporting documents.
Governor’s Consent
What it means:
Before any land with an existing title can be legally sold or transferred, the Governor of the state must consent to the transaction. This is a requirement under the Land Use Act.
Why it matters:
Without Governor’s Consent, your deed of assignment or other agreements may be considered invalid in court.
Excision and Gazette
Excision:
When the government releases a portion of land back to the original indigenous owners, it’s said to be excised.
Gazette:
A public record that shows the government has excised the land and recognizes it as legally free for private ownership.
Why it matters:
If buying land in areas like Lekki, Ajah, or even outskirts of Abuja, always ask if the land is excised and if it appears in the government gazette.
So, What Title Should You Look For?
- For peace of mind: Look for a valid C of O.
- For growing estates: An R of O with clear documentation and development approval is often fine — but confirm it’s in process for a C of O.
- For resale properties: Ensure there’s a valid Deed of Assignment plus Governor’s Consent.
Final Tips for Buyers:
✅ Always verify land titles at the land registry.
✅ Work with a reliable real estate agent or lawyer.
✅ Don’t be swayed by cheap prices without asking why.
✅ Be wary of land sold as “family land” without proper documents.
